1282 Courtland Ave · Macon-Bibb County, GA 31204

$170,000

3 bd · 2.0 ba · 2,606 sqft · SingleFamily public records · 166 Days on market

Built 1900 10,018 sqft lot Est $114k · 49% over ↓ 15% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• DSCR +4.7/10.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income producing, renovated 1900s gem! Currently occupied with tenants who intend to be long term at $1,500 per month, this low maintenance property is a turnkey investment opportunity. The home has 4 bedrooms, 4 baths and blends historic character with modern upgrades. Major systems have been updated, including electrical, HVAC, water heater, kitchen, and all bathrooms providing peace of mind for its new owner. Upstairs level has been finished off and serves as a true primary retreat, featuring an oversized bedroom, walk-in closet, spa like bathroom, and a full kitchenette. Outside, the expansive front porch is perfect for relaxing and enjoying the neighborhood's classic charm, while the massive, fully fenced backyard offers ample space for outdoor living and entertaining. The home is located just minutes from downtown Macon, Mercer University, Atrium Health Navicent, and the new Macon Amphitheater, this property offers unbeatable convenience. Priced $35,000 UNDER the recent appraised value. Don't miss out and schedule your showing today!

Key facts

• Updated systems
• Primary retreat
• Modern upgrades

Tags

• RENOVATED GEM
• HISTORIC CHARACTER
• MODERN UPGRADES
• UPDATED SYSTEMS
• FINISHED UPSTAIRS LEVEL
• PRIMARY RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $65 ($775/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (16.8% below list).
• Recommended offer: $141k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.4% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Bibb County (urban): math 11% / reading 18% proficiency, ranked #161 of 174 in GA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,357 (16.8% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $113,987
• List price: $170,000
• Delta: 49.14%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1269 Pio Nono Ave	0.06mi	3/2.5	2,516 (-4%)	17mo	$125,000	$50	76
2710 Napier Ave	0.19mi	3/2.5	2,330 (-11%)	10mo	$70,000	$30	63
2687 Hillcrest Ave	0.38mi	3/2.0	2,437 (-6%)	13mo	$45,000	$18	60
2694 Cherokee Ave	0.28mi	4/2.5 (+1)	2,597 (-0%)	23mo	$87,500	$34	60
1005 Courtland Ave	0.27mi	4/2.5 (+1)	2,741 (+5%)	18mo	$115,000	$42	56
2670 Stanislaus Cir	0.66mi	4/3.0 (+1)	2,700 (+4%)	1mo	$495,000	$183	53
2794 Napier Ave	0.30mi	3/2.0	2,247 (-14%)	12mo	$167,980	$75	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-21,159
• Equity at exit: $25,348

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,480
• Equity at exit: $14,698

Cash invested: $47,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$891
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $65

Break-even live

Break-even rent $1,332

Max offer price $170,000

Occupancy floor 90%

Sensitivity live

Price	-10% $161	-5% $113	+0% $65	+5% $17	+10% $-32
Rent	-10% $-47	-5% $9	+0% $65	+5% $120	+10% $176
Rate	-1.0pp $150	-0.5pp $108	base $65	+0.5pp $21	+1.0pp $-24

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	44d	1	0.19mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	44d	1	0.27mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	22d	1	0.36mi
2733 Hillcrest Ave Macon, GA	4.0	3.0	3094	$2,300	$0.74	14d	1	0.40mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	14d	1	0.78mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	44d	1	0.78mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	44d	1	1.11mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	14d	1	1.17mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	44d	1	1.18mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	44d	1	1.22mi

Listing history 22 events

1. 2026-06-19
   days on market $170,000 Active 166 DOM
2. 2026-06-18
   days on market $170,000 Active 165 DOM
3. 2026-06-17
   days on market $170,000 Active 164 DOM
4. 2026-06-16
   days on market $170,000 Active 163 DOM
5. 2026-06-15
   days on market $170,000 Active 162 DOM
6. 2026-06-14
   days on market $170,000 Active 160 DOM
7. 2026-06-13
   days on market $170,000 Active 159 DOM
8. 2026-06-10
   days on market $170,000 Active 157 DOM
9. 2026-06-09
   days on market $170,000 Active 156 DOM
10. 2026-06-09
    days on market $170,000 Active 155 DOM
11. 2026-06-07
    days on market $170,000 Active 154 DOM
12. 2026-06-03
    days on market $170,000 Active 150 DOM
13. 2026-06-02
    days on market $170,000 Active 149 DOM
14. 2026-06-01
    days on market $170,000 Active 148 DOM
15. 2026-05-31
    days on market $170,000 Active 147 DOM
16. 2026-05-30
    days on market $170,000 Active 146 DOM
17. 2026-04-06
    status Back On Market 1055-char remark

    Show marketing remark (1055 chars)

    Income producing, renovated 1900s gem! Currently occupied with tenants who intend to be long term at $1,500 per month, this low maintenance property is a turnkey investment opportunity. The home has 4 bedrooms, 4 baths and blends historic character with modern upgrades. Major systems have been updated, including electrical, HVAC, water heater, kitchen, and all bathrooms providing peace of mind for its new owner. Upstairs level has been finished off and serves as a true primary retreat, featuring an oversized bedroom, walk-in closet, spa like bathroom, and a full kitchenette. Outside, the expansive front porch is perfect for relaxing and enjoying the neighborhood's classic charm, while the massive, fully fenced backyard offers ample space for outdoor living and entertaining. The home is located just minutes from downtown Macon, Mercer University, Atrium Health Navicent, and the new Macon Amphitheater, this property offers unbeatable convenience. Priced $35,000 UNDER the recent appraised value. Don't miss out and schedule your showing today!

18. 2026-03-24
    status Under Contract 1055-char remark

    Show marketing remark (1055 chars)

    Income producing, renovated 1900s gem! Currently occupied with tenants who intend to be long term at $1,500 per month, this low maintenance property is a turnkey investment opportunity. The home has 4 bedrooms, 4 baths and blends historic character with modern upgrades. Major systems have been updated, including electrical, HVAC, water heater, kitchen, and all bathrooms providing peace of mind for its new owner. Upstairs level has been finished off and serves as a true primary retreat, featuring an oversized bedroom, walk-in closet, spa like bathroom, and a full kitchenette. Outside, the expansive front porch is perfect for relaxing and enjoying the neighborhood's classic charm, while the massive, fully fenced backyard offers ample space for outdoor living and entertaining. The home is located just minutes from downtown Macon, Mercer University, Atrium Health Navicent, and the new Macon Amphitheater, this property offers unbeatable convenience. Priced $35,000 UNDER the recent appraised value. Don't miss out and schedule your showing today!

19. 2026-02-17
    price $170,000 1055-char remark

    Show marketing remark (1055 chars)

    Income producing, renovated 1900s gem! Currently occupied with tenants who intend to be long term at $1,500 per month, this low maintenance property is a turnkey investment opportunity. The home has 4 bedrooms, 4 baths and blends historic character with modern upgrades. Major systems have been updated, including electrical, HVAC, water heater, kitchen, and all bathrooms providing peace of mind for its new owner. Upstairs level has been finished off and serves as a true primary retreat, featuring an oversized bedroom, walk-in closet, spa like bathroom, and a full kitchenette. Outside, the expansive front porch is perfect for relaxing and enjoying the neighborhood's classic charm, while the massive, fully fenced backyard offers ample space for outdoor living and entertaining. The home is located just minutes from downtown Macon, Mercer University, Atrium Health Navicent, and the new Macon Amphitheater, this property offers unbeatable convenience. Priced $35,000 UNDER the recent appraised value. Don't miss out and schedule your showing today!

20. 2026-02-17
    price $170,000 1055-char remark

    Show marketing remark (1055 chars)

    Income producing, renovated 1900s gem! Currently occupied with tenants who intend to be long term at $1,500 per month, this low maintenance property is a turnkey investment opportunity. The home has 4 bedrooms, 4 baths and blends historic character with modern upgrades. Major systems have been updated, including electrical, HVAC, water heater, kitchen, and all bathrooms providing peace of mind for its new owner. Upstairs level has been finished off and serves as a true primary retreat, featuring an oversized bedroom, walk-in closet, spa like bathroom, and a full kitchenette. Outside, the expansive front porch is perfect for relaxing and enjoying the neighborhood's classic charm, while the massive, fully fenced backyard offers ample space for outdoor living and entertaining. The home is located just minutes from downtown Macon, Mercer University, Atrium Health Navicent, and the new Macon Amphitheater, this property offers unbeatable convenience. Priced $35,000 UNDER the recent appraised value. Don't miss out and schedule your showing today!

21. 2025-12-23
    listed $199,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    Income producing, renovated 1900s gem! Currently occupied with tenants who intend to be long term at $1,500 per month, this low maintenance property is a turnkey investment opportunity. The home has 4 bedrooms, 4 baths and blends historic character with modern upgrades. Major systems have been updated, including electrical, HVAC, water heater, kitchen, and all bathrooms providing peace of mind for its new owner. Upstairs level has been finished off and serves as a true primary retreat, featuring an oversized bedroom, walk-in closet, spa like bathroom, and a full kitchenette. Outside, the expansive front porch is perfect for relaxing and enjoying the neighborhood's classic charm, while the massive, fully fenced backyard offers ample space for outdoor living and entertaining. The home is located just minutes from downtown Macon, Mercer University, Atrium Health Navicent, and the new Macon Amphitheater, this property offers unbeatable convenience. Priced $35,000 UNDER the recent appraised value. Don't miss out and schedule your showing today!

22. 2025-12-11
    listed $199,000 New 1055-char remark

    Show marketing remark (1055 chars)

    Income producing, renovated 1900s gem! Currently occupied with tenants who intend to be long term at $1,500 per month, this low maintenance property is a turnkey investment opportunity. The home has 4 bedrooms, 4 baths and blends historic character with modern upgrades. Major systems have been updated, including electrical, HVAC, water heater, kitchen, and all bathrooms providing peace of mind for its new owner. Upstairs level has been finished off and serves as a true primary retreat, featuring an oversized bedroom, walk-in closet, spa like bathroom, and a full kitchenette. Outside, the expansive front porch is perfect for relaxing and enjoying the neighborhood's classic charm, while the massive, fully fenced backyard offers ample space for outdoor living and entertaining. The home is located just minutes from downtown Macon, Mercer University, Atrium Health Navicent, and the new Macon Amphitheater, this property offers unbeatable convenience. Priced $35,000 UNDER the recent appraised value. Don't miss out and schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,077 · $90/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$487/yr (+$41/mo · 45.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,963
• − Mortgage interest: −$9,523
• − Property taxes: −$1,077
• − Insurance: −$850
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,945
• Taxable loss: −$2,147
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,291/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bibb County
• NCES district ID: 1300420
• Math proficiency: 11% ▼ -14.00%
• Reading proficiency: 18% ▼ -11.00%
• Median HH income: $37,426
• Composite: 12.13/100
• National rank: #9654
• State rank: #161 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Macon-Bibb County, GA
• County: Bibb County · 164,332 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 148,772 people
• By 2030: 145,904 · -1.9%
• By 2040: 139,404 · -6.3%
• By 2050: 131,603 · -11.5%
• By 2075: 111,050 · -25.4%
• By 2100: 83,346 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Bibb

• 2024 margin: Strong D (+22.4) · D 61.0% · R 38.5%
• 2008→2024 swing: +4.4pp toward D · 2008: 18.0pp · 2024: 22.4pp
• All cycles: 2024: D+22.4 2020: D+23.8 2016: D+20.2 2012: D+20.0 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• Metro: Macon-Bibb County, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-14.6% since first listed

6 events — show timeline

• 2026-04-06 Relisted — GAMLS
• 2026-03-24 Pending — GAMLS
• 2026-02-17 Price Changed $170,000 MGMLS
• 2026-02-17 Price Changed $170,000 GAMLS
• 2025-12-23 Listed $199,000 MGMLS
• 2025-12-11 Listed $199,000 GAMLS

Property tax history

+20.8%/yr

Latest (2025): $1,077 · -1.3% YoY. Source: county tax records.